SDLT. Simplified.
What you pay in stamp duty when you buy a second home or buy to let
If you buy a second home or a buy to let in England or Northern Ireland, you usually pay 5% extra Stamp Duty Land Tax on top of the standard rates. This page explains the stamp duty land tax rates landlords pay, a worked example, when the tax is due and when a refund is possible. Rates checked against gov.uk on 18 October 2026.
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Who pays the higher rates
You usually pay an extra 5% on every band if buying the property means you will own more than one residential property. Buy to let purchases and second homes are the usual cases. Buying with someone who already owns a property can also trigger it, so check before you exchange.
Stamp duty land tax rates for landlords
These are the standard rates for a single property, as on gov.uk on 18 October 2026:
Up to £125,000: 0%
£125,001 to £250,000: 2%
£250,001 to £925,000: 5%
£925,001 to £1.5 million: 10%
Above £1.5 million: 12%
Add 5% to each band if the higher rates apply.
A buyer of an additional property therefore pays 5% on the first £125,000,
7% on the next £125,000, 10% up to £925,000, 15% up to £1.5 million and 17% above that.
A worked example
You buy a rental flat for £300,000 and already own a home.
Standard rates: £0 on the first £125,000,
£2,500 on the next £125,000 and £2,500 on the last £50,000, which is £5,000.
Higher rates charge: 5% of £300,000, which is £15,000.
Total stamp duty: £20,000.
This is an illustration of the published rates, not a quote.
Reliefs, linked purchases and company purchases change the answer.
What every landlord needs to know
Three rules that catch landlords out:
When you pay
Send the return to HMRC and pay within 14 days of completion. Your solicitor or conveyancer usually does this on completion day and adds the tax to their bill. Penalties and interest can apply if it is late.
When you can get the higher rates back
If you buy a new main residence before you sell the old one, you pay the higher rates on the day you complete, because you own two properties. You can claim the extra 5% back if your previous main residence is sold within 36 months of completing the new purchase. Diarise the date, because the claim has a time limit.
Other rates to know about
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If you are not UK resident for stamp duty (not present in the UK for at least 183 days in the 12 months before the purchase) you usually pay a 2% surcharge on top, in England and Northern Ireland.
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Companies and trusts buying residential property, and people buying six or more homes in one transaction, have different rules.
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Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax. This page covers England and Northern Ireland only.
As an online practice, we work with landlords wherever they live.
Check your own purchase
The right answer depends on who is buying, in what name and what you own already. Our 45 minute online property tax consultation with a Chartered Tax Adviser checks the structure before you commit.
Questions and answers
1. Do I pay the higher rates on a buy to let? Usually yes, if buying means you will own more than one residential property.
2. Is stamp duty the same in Scotland and Wales? No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with their own rates.
3. Can I get the 5% back? Possibly. If you replaced your main residence and sold the old one within 36 months of completing the new purchase, you can claim a refund of the higher rates.
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4. Who files the stamp duty return? Usually your solicitor or conveyancer, within 14 days of completion. If they do not, you must file it and pay yourself.
